Systems, methods. and computer products for directing cash flows associated with mortgage-backed securities

ABSTRACT

Systems, methods, and computer program products are provided for directing cash flows associated with a mortgage-backed security to back other securities without collapsing the original mortgage-backed security. A mortgage-backed security/an/or a set of loans is analyzed to identify cash flows from mortgages having specific desirable characteristics, and the cash flows are directed to subgroups or pools that support new mortgage-backed securities. The new securities make the desirable cash flows available to an issuer or prospective investor without collapsing the original mortgage-backed security.

RELATED APPLICATIONS

This application claims the benefit of U.S. Provisional Application No.60/693,405 filed Jun. 24, 2005, which is incorporated herein byreference in its entirety.

FIELD OF THE INVENTION

The present invention generally relates to financial instruments and tosystems and methods for issuing and administering the same. Moreparticularly, the invention relates to systems and methods for directingcash flows from one or more underlying mortgage-backed securities and/orindividual loans into one or more new mortgage-backed securities withoutdecomposing or collapsing the underlying securities.

BACKGROUND

Many consumers/borrowers that purchase a home borrow funds from a lenderand grant the lender a security interest in the home, which serves ascollateral. The legal document whereby the consumer uses the property ascollateral for repayment of the loan is commonly known as a mortgage ormortgage loan. Lenders sell many of the mortgage loans that theyoriginate into the secondary mortgage market. The Federal Home LoanMortgage Corporation (Freddie Mac), the Federal National MortgageAssociation (Fannie Mae), and the Government National MortgageAssociation (Ginnie Mae) are participants in the secondary mortgagemarket. By buying mortgage loans in the secondary mortgage market,participants like Freddie Mac provide lenders with capital that allowsthem to meet consumer demand for additional home mortgages. Thesecondary market for mortgage loans renders available a supply of moneyfor housing, thus lowering the cost of money and ultimately lowering thecost of home ownership for consumers.

Secondary mortgage market buyers typically either purchase homemortgages for cash or issue securities in exchange for the mortgages. Asecurity that is exchanged for a mortgage loan(s) is known as amortgage-backed security (MBS). An MBS is typically a pass-throughsecurity representing an undivided beneficial interest in one or morepools of mortgage loans. An MBS is called a pass-through securitybecause the borrowers' payments of principal and interest are passedthrough to holders of interests in the MBS. In general, a mortgage poolis a positively identified group of mortgage loans combined for resaleto individuals or entities. An MBS may be backed by mortgage loansoriginated by one or more lenders.

The process of forming the mortgage pools and issuing an MBS is calledsecuritization. MBSes, like most securities trading in the UnitedStates, are assigned a CUSIP (Committee on Uniform Securities andIdentification Procedures) identifier, which is a unique nine-characteridentifier that uniquely identifies the security. A CUSIP number is likea serial number; each individual security traded in the US market, suchas an MBS, has a different CUSIP number that uniquely identifies it.

Conventional MBSes have been available for some time. The Tax Reform Actof 1986 (TRA 1986) eliminated many of the tax advantages of traditionalreal estate ownership and syndication, but offset this in part bycreating an innovative tax structure that changed the way real estatemortgages could be held. The TRA 1986 authorized the creation of realestate mortgage investment conduits (REMICs) as a vehicle for creatingmulti-class, pass-through MBSes that resolved certain tax and balancesheet problems associated with a mortgage security called a“collateralized mortgage obligation” or CMO. A REMIC is aninvestment-grade mortgage security that separates mortgage pools intodifferent maturity and risk classes and serves as a conduit for holdingthe mortgage pools that back it. Cash flows derived from payments ofprincipal and interest on the underlying mortgages are passed throughthe REMIC structure to holders of bonds representing each REMIC class,with no income tax consequences to the REMIC structure itself.

Several years after the first REMICs were formed, secondary mortgagemarket buyers began to combine previously securitized, single-classMBSes to form new and larger securities backed by the assets of two ormore MBSes to form a “Giant MBS.” A Giant MBS is a single-classpass-through security formed by combining individual MBSes (or portionsof MBSes) with other MBSes (or portions of MBSes). Giant MBSes may beknown by other names throughout the industry; For example, Fannie Maerefers to a similar MBS as a “Mega.”

Giant MBSes allow investors to manage their portfolios efficiently byconsolidating smaller MBSes into one security. For example, an investorholding a portfolio of 100 smaller MBSes, each a separate security, hasto track and account for 100 different CUSIP numbers. If the investorcombines the 100 MBSes into a single Giant MBS, however, the investorhas to track and account for only the single CUSIP number assigned tothe Giant MBS. Forming a Giant MBS greatly reduces the internalprocessing and accounting costs for tracking the balance and monitoringthe monthly payments associated with underlying mortgage investments,compared to the costs associated with several smaller MBSes that eachpay on different schedules and may amortize at different rates. It ismore economical to receive periodic payments by wire from a single GiantMBS than to receive multiple wire payments from multiple MBSes. GiantMBSes are also large and highly liquid, making them more attractive tosome investors than smaller MBSes.

Other benefits of investing in Giant MBSes include: lower borrowing andsecurity administration costs resulting in standardized pricing;increased market liquidity; ease of trade execution; and the readyavailability of comprehensive disclosures.

Giant MBSes also lower an issuer's internal processing and accountingcosts because it is easier to track the balance and monitor the monthlypayments for one large pool of mortgage loans rather than multiplesmaller pools of mortgages. From the MBS administrator's or servicer'spoint of view, the economies of scale result in lower administration andtransaction costs associated with the larger pool of underlying mortgageloans, and therefore dealers and financial institutions are able tocharge lower rates for administration.

Moreover, by forming Giant MBSes, issuers may combine odd-sized MBSesand achieve the more standardized pricing available for large pools,such as those with aggregate loan balances in excess of $1,000,000.Giant MBSes are also more attractive to the market than smaller poolMBSes because they are more likely to meet the Bond Market Association's(BMA's) “good delivery” guidelines. The good delivery guidelines requireeach delivered security to meet a minimum original balance (e.g.,$25,000) and have a predefined range of final maturity dates, dependingon the types of securities. For example, for some 30-year securities,the predefined range of maturity dates at issuance is between 181 and361 months to maturity; for some 15-year securities, the maturity datesmust not exceed 181 months, and for other 30-year securities, there mustbe at least 28 years remaining from the date of issuance.

As noted above, a Giant MBS commonly contains a pool(s) of mortgageloans that generates multiple types of cash flows. Conventional REMICclasses are backed or partially backed by an undivided prorata portionof a Giant MBS, which may be prorata subdivided into risk and maturityclasses. In other words, a REMIC holder receives a slice of a Giant MBSthat represents a portion of the Giant MBS as a whole, such as anundivided 10% interest in the Giant MBS. A conventional REMIC class isnot associated with any specific group of loans or individual loan inthe pool (i.e., a subpool) that backs the Giant MBS, such as anidentified loan group that includes only mortgages with certainspecified characteristics (for example, mortgage loans that wereoriginated in Florida). A conventional REMIC cannot separate cash flowsfrom specific subpools of mortgages contained in a Giant MBS from theoverall cash flow of the Giant MBS, and a prospective REMIC holdercannot specify the characteristics of the individual mortgage loansbacking a REMIC.

As a result, the value of mortgages with more favorable or moredesirable characteristics in a Giant MBS is adversely affected bymortgages with less favorable or less desirable characteristics, and thetotal value of the Giant MBS is reduced because the market tends tovalue the Giant MBS as a whole based on its least desirable parts.

One way this problem might be solved is by collapsing a Giant MBS andreforming the underlying parts. For example, in order to form an MBSthat contains specific mortgages, a Giant MBS and its constituent parts(whether MBSes or pools) could be disaggregated and the mortgagesreformed into at least two new pools, one of which could beresecuritized into an MBS backed by desired mortgages. REMIC classesbased on the new MBS could then be issued for the desired cash flows,for example, cash flows from mortgage loans that were originated inFlorida.

Collapsing a Giant MBS and issuing new MBSes and REMIC classes, however,has several drawbacks. For example, a Giant MBS may not be disaggregatedinto its constituent pools without the consent of all holders. In manycases, gaining the consent of all holders is difficult. Another drawbackis that disaggregation fragments the market by producing several small,specialized MBSes, some of which may be undesirable to investors.Another problem is that most of the benefits associated with a GiantMBS, such as size, liquidity, and transparency, are lost bydisaggregation. Moreover, the process is inefficient due to costsassociated with collapsing the Giant MBS and higher servicing costsassociated with forming and maintaining the new MBSes.

Accordingly, it is desirable to separate cash flows having certaincharacteristics from a Giant MBS to support new MBSes, and to make thosecash flows available to investors who want to invest in mortgage loanshaving only those characteristics. It is also desirable to issue MBSes(e.g., REMIC classes) backed by the cash flows from particular specifiedmortgages within a Giant MBS without collapsing the Giant MBS. It isalso desirable to separate the cash flows generated by loans havingcertain desirable characteristics in a manner that maximizes as much aspossible the benefits from new MBSes backed by those cash flows.

SUMMARY

Embodiments consistent with the invention include systems, methods, andcomputer program products for directing cash flows from mortgage-backedsecurity collateral that include operations and components for analyzinga plurality of loans that back a mortgage-backed security to identify afirst set of loans having a specific loan characteristic and a secondset of loans not having the specific loan characteristic; directing cashflows from the first set of loans into a first subgroup, withoutcollapsing the mortgage-backed security; directing cash flows from thesecond set of loans into a second subgroup, without collapsing themortgage-backed security; creating a first security backed by a cashflow of the first subgroup; and creating a second security backed by acash flow of the second subgroup.

Other embodiments consistent with the invention include systems,methods, and computer program products for directing cash flows frommortgage-backed security collateral that include operations andcomponents for analyzing a plurality of loans that back amortgage-backed security to identify characteristics of each loan in theplurality of loans; assigning each loan to a pool among a plurality ofpools based on one or more characteristics of each loan; directing cashflows from the loans assigned to each pool to back a security associatedwith each pool among a plurality of securities associated with theplurality of pools, without collapsing the mortgage-backed security.

Other embodiments consistent with the invention include systems,methods, and computer program products for directing cash flowsassociated with a mortgage-backed security that include operations andcomponents for creating a collateral group containing at least onemortgage-backed security; identifying a plurality of cash flows withinthe collateral group generated by mortgages that comprise the collateralgroup, based on a plurality of characteristics of the mortgages;creating a plurality of subgroups, each corresponding to at least one ofthe plurality of identified cash flows; directing the plurality of cashflows to the corresponding plurality of subgroups, wherein the at leastone mortgage-backed security remains intact; and issuing a securitybacked by at least one of the plurality of subgroups, wherein a holderof the security is entitled to at least a portion of the cash flowsdirected to a subgroup that backs the security.

Other embodiments consistent with the invention include systems,methods, and computer program products for directing cash flowsassociated with a mortgage-backed security that include operations andcomponents for identifying a set of mortgages having specifiedcharacteristics from a plurality of mortgages; forming a collateralgroup containing the set of mortgages having the specifiedcharacteristics, the collateral group including at least onemortgage-backed security backed by a mortgage from the set of mortgages;creating a plurality of subgroups, each corresponding to at least one ofthe specified characteristics; directing cash flows from each mortgagein the collateral group to at least one subgroup of the plurality ofsubgroups, wherein the at least one mortgage-backed security remainsintact; and backing a security with the cash flows direct to the atleast one subgroup of the plurality of subgroups, wherein a holder ofthe security is entitled to at least a portion of the cash flowsdirected to the at least one subgroup that backs the security.

Advantages of the invention will be set forth in part in the descriptionwhich follows, and in part will be obvious from the description, or maybe learned by practice of the invention. The advantages of the inventionmay be realized and attained by means of the elements and combinationsparticularly pointed out in the appended claims.

It is to be understood that both the foregoing general description andthe following detailed description are exemplary and explanatory onlyand are not restrictive of the invention, as claimed.

BRIEF DESCRIPTION OF THE DRAWINGS

The accompanying drawings, which are incorporated in and constitute apart of this specification, illustrate various features, embodiments andaspects of the invention and, together with the description, explainadvantages and principles of the invention. In the drawings,

FIG. 1 is a block diagram illustrating an exemplary redirection of thecash flows associated with a single Giant MBS, in accordance with theprinciples of the present invention;

FIG. 2 is a block diagram illustrating an exemplary redirection of cashflows associated with a Giant MBS for a group containing more than oneGiant MBS, in accordance with the principles of the present invention;

FIG. 3 is a flow chart of exemplary steps for redirecting cash flowsassociated with a Giant MBS, in accordance with the principles of thepresent invention;

FIG. 4 is a block diagram illustrating an exemplary redirection of cashflows associated with a Giant MBS for a group containing Giant MBSeswith identified cash flows, in accordance with the principles of thepresent invention;

FIG. 5 is a flow chart of exemplary steps for redirecting cash flowsassociated with a Giant MBS for a group containing Giant MBSes withidentified cash flows, in accordance with the principles of the presentinvention;

FIG. 6 is a block diagram illustrating an exemplary direction of cashflows associated with several Giant MBSes, in accordance with theprinciples of the present invention;

FIG. 7 is a block diagram illustrating exemplary logical entitiesunderlying a software application used in an embodiment consistent withthe present invention;

FIG. 8 is a block diagram representing an exemplary pool optimizationarchitecture consistent with the principles of the invention;

FIG. 9 is a block diagram representing an exemplary rules-based pooloptimization architecture consistent with the principles of theinvention;

FIG. 10 is a flow chart of an exemplary process for allocatingcollateral loans to collateral pools according to one implementationconsistent with the invention;

FIG. 11 is a chart representing a model of an exemplary optimizationstrategy consistent with the invention;

FIGS. 12A through 12C depict a flowchart chart representing an exemplaryheuristic algorithm consistent with the invention; and

FIG. 13 illustrates an exemplary computing system that can be used toimplement embodiments of the invention.

DESCRIPTION OF THE EMBODIMENTS

Reference will now be made in detail to exemplary embodiments of theinvention, examples of which are illustrated in the accompanyingdrawings. Wherever convenient, similar reference numbers will be usedthroughout the drawings to refer to the same or like parts. Theimplementations set forth in the following description do not representall implementations consistent with the claimed invention. Instead, theyare merely some examples of systems and methods consistent with theinvention.

Systems and methods consistent with the present invention providesecurities, such as REMICs, that selectively draw cash flows from themortgages that are included in the collateral of a Giant MBS, withoutdisaggregating or collapsing the Giant MBS.

FIG. 1 is a block diagram illustrating an exemplary redirection of cashflows associated with a Giant MBS for a group containing one Giant MBSin accordance with the principles of the present invention. The blockdiagram shows two securities groups, a Giant group 110 and a REMIC group112. The Giant group 110 contains a Giant MBS 114. As noted above, aconventional REMIC 150 is backed by a prorata portion of the Giant MBS114. In FIG. 1, this is represented by showing Giant MBS 114 dividedinto two portions, with one portion 116 representing the REMIC holder'sprorata Y % share of the Giant MBS, and the other portion 118representing the remainder X % of the Giant MBS. In this example, the Y% portion 116 provides the collateral cash flow for a conventional REMIC150, and the remainder 118 of the Giant MBS is available for other uses.

In the embodiment shown, the remainder of the Giant MBS 118 is assignedto the REMIC group 112 for identification and redirection of cash flows.One of ordinary skill will recognize that an entire Giant MBS 114, or adifferent sized portion 118 than that shown, could be assigned to REMICgroup 112, consistent with the invention. The REMIC group 112 containsrepresentations of three things: collateral index 120; subgroups 122;and REMIC classes 124. In collateral index 120, portion 118 of Giant MBS114 is analyzed to identify specific cash flows and their correspondingmortgage pools within the Giant MBS 114.

In one embodiment consistent with the invention, a software applicationperforms the collateral index function by searching a databasecontaining the mortgage loans or pools that make up Giant MBS 114 toidentify mortgage loans or portions of pools having specifiedcharacteristics, attributes, or factors. Mortgages may be identified andpooled or grouped with other like mortgages based on many factors andcharacteristics, including, but not limited to, the term of the mortgageloan, the interest rate, whether the mortgage loan has a fixed interestrate, adjustable interest rate, or balloon payment feature, whether themortgage loan was purchased for cash or purchased in exchange for aguaranteed MBS, the identity of the mortgage loan originator, the amountof the original loan balance, the mortgage loan purpose (e.g., purchaseor refinance), the mortgaged property's characteristics (e.g., mainresidence, vacation home, investment property, owner occupied), whetherthe mortgage loan is seasoned or unseasoned, the geographic location ofthe mortgaged property (GEO), the weighted average coupon (WAC), theweighted average maturity (WAM) (e.g., the number of months left tomaturity), the loan to value ratio (LTV), whether the mortgage loan hasa low loan balance (LLB), and the borrower's credit score. Thesecharacteristics may be disclosed or available to investor or the market.In one embodiment, the same software application may also group theidentified mortgage loans into a pool by setting a pool identifier ineach mortgage's database entry. In another embodiment, grouping may beperformed using pooling optimization techniques to maximize or minimizespecific characteristics or attributes of a mortgage pool(s) or subgroupand thus the corresponding security(s) backed by cash flows from thepool(s).

For clarity of explanation, FIG. 1 illustrates the identification ofonly two different mortgage pools, pool A 126 and pool B 128, whichcould be formed from underlying securities or loans that support GiantMBS 114, (e.g., the X % portion 118 of conventional REMICs (not shown)that back Giant 114). Pool A 126 accounts for w % of the portion 118 ofGiant MBS 114, and pool B 128 accounts for z % of the portion 118 ofGiant MBS 114. The present invention, however, allows for theidentification of any number of mortgage pools and associated cashflows. As noted, there are numerous characteristics that can be used topool or select certain mortgage loans, and the reasons for choosingvarious characteristics differ depending, for example, on what types ofmortgages are included in the Giant MBS, the characteristics of thecurrent market, investor preferences, market demand for certain cashflows, and various other factors. Pools with different characteristicsare likely to have eligible candidate mortgage overlap, as a singlemortgage may have characteristics that qualify it for two or more pools.In one embodiment consistent with the invention, each mortgage is placedin only one pool. In another embodiment, a single mortgage may belong tomore than one pool. In both embodiments, these pools are formed withoutbreaking up, or disaggregating, or collapsing the Giant MBS. In otherwords, the Giant MBS continues to exist as a security and continuesunaffected to provide cash flow to holders of an interest in the GiantMBS, such as a holder of a conventional REMIC 150.

The pooled mortgage loans that comprise the Giant MBS have available aportion of their cash flows for redirection into new securities. In FIG.1, the available portion is X % 118 of the total cash flow from GiantMBS 114. The available cash flows are separated and directed intosubgroups 122 that are used to back different classes of a REMIC ormultiple single-class securities. A subgroup, such as subgroup 130 orsubgroup 132, represents the source from which the Giant MBS collateralcash flows are directed to back specific REMICs or single classsecurities. There are numerous variations of subgroups that areconsistent with the present invention. For example, as illustrated inFIG. 1, each subgroup 122 can be created from a single identified cashflow. FIG. 1 shows two subgroups: subgroup A 130 represents the cashflow from the mortgages in pool A 126 of the Giant MBS 114, and subgroupB 132 represents the cash flow from the mortgages in pool B 128 of theGiant MBS 114. In other embodiments, multiple cash flows from multiplepools from one or more Giant MBSes back one or more subgroups.

As shown, less than 100% of the total cash flow from Giant MBS 114 maybe available to support subgroups 122 and REMIC 124, because, forexample, holders of conventional REMICs 150 may not provide their REMICsfor participation in the formation of new REMICs 125. The participationpercentage of a particular pool within a subgroup is determined bymultiplying the percentage of the Giant MBS 114 included in the pool bythe percentage of the Giant MBS assigned to the REMIC group 112. Forexample, the participation percentage of pool A 126 within subgroup A130 is calculated as follows:Participation Percent(Pool A)=w%*X%.Likewise, the participation percent of pool B 128 within subgroup B 132is calculated as follows:Participation Percent(Pool B)=z%*X%.

Participation percent denotes the amount of underlying securitiesavailable for the REMIC tranches or classes. Participation percent mayhelp identify the relative size of the contribution of certain types ofcollaterals, e.g. whether the collaterals backing the REMIC tranchescome mainly from loans with certain identified characteristics or not.

As noted above, a subgroup is used to back a multiple class securitysuch as a REMIC or one or more single class securities. In theembodiment illustrated in FIG. 1, Subgroup A is used to back a REMICwith classes A₁ 134, A₂ 136, through A_(n) 138; and subgroup B is usedto back a REMIC with classes B₁ 140, B₂ 142, through B_(n) 144. Eachsubgroup can back any number of REMIC classes, 1 through n, asillustrated in FIG. 1. Moreover, a REMIC may be backed by more than onesubgroup. In the embodiment shown, the securities are REMIC multi-classsecurities. Other embodiments may create multiple single classsecurities or a mix of multi-class and single-class securities.

In one embodiment consistent with the invention, the process ofdirecting cash flows from the Giant MBS into new securities is basedupon a potential investor's preferences. In this embodiment, the cashflows in a Giant MBS(es) are identified, for example, in the index phase120, and they are disclosed to the potential REMIC investor.Alternatively, the Giant MBS(es) may be provided by the potential REMICinvestor, in which case the investor may be aware of what types ofmortgages are underlying the Giant MBS and available for backing one ormore REMICs. In either case, the potential REMIC investor may provideinput as to what cash flows he or she wishes to break out into separatesecurities. Based on this input, the securities-creation process istailored to generate subgroups and REMIC classes consistent with thepotential REMIC investor's wishes. For example, if an investor wishes tocreate or purchase a REMIC class backed by only mortgage loans that wereoriginated in Florida, embodiments consistent with the invention createsuch a REMIC class without collapsing the Giant MBS(es) that containsthe subset of Florida-originated mortgage loans. Generally, each class(or tranche) in a REMIC is issued as an individual security that can besold, bought, etc. The relevant subset of underlying mortgages ispooled, and then the resulting cash flow from that pooled subset ofmortgages may be directed, (which includes the combining and slicingcash flow approaches), to provide the required cash flow of thecorresponding REMIC class(es). Continuing the last example, themortgages that were originated in Florida are identified, pooled, anddirected into a particular subgroup that is used to back a REMIC havingthe desired Florida GEO characteristic.

Other embodiments consistent with the invention can accommodate morecomplex requests from a potential MBS or REMIC investor, MBS issuer,Giant MBS holder, or other interested party. For example, an investormay specify that he or she wishes to buy a REMIC class backed by acombination of High Loan Balance (HLB) mortgages, high weighted averagecoupon (WAC) mortgages, and adjustable rate (AR) mortgages. Toaccommodate this, the HLB, WAC and AR cash flows within a Giant MBS(es),and/or portions of a Giant MBS(es), may be identified and directed intoa single subgroup that is used to back a REMIC class, which is sold tothe investor. Embodiments consistent with the invention provide thisability without collapsing the Giant MBS, thus maintaining the GiantMBS's benefits of size, liquidity, and transparency, and avoiding thecosts associated with collapsing the Giant MBS.

FIG. 2 is a block diagram illustrating an example of directing cashflows for a group containing more than one Giant MBS in accordance withthe principles of the present invention. This embodiment directs cashflows from a group that contains several Giant MBSes. As shown in FIG.2, all cash flows being redirected belong to Giant MBSes within the samegroup, such as an Offering Circular Supplement (OCS) group. In oneembodiment, an OCS group, or collateral group, is used to group thecollaterals in such a way that each group contains similar types ofcollaterals. The OCS or collateral group may be illustrated to includethe REMIC class group, because typically each REMIC tranche is derivedfrom one collateral group.

In FIG. 2, the process of directing cash flows from a Giant MBS to a newsecurity is organized under two groups, the Giant group 210, and theREMIC group 212. Giant group 210 contains three different Giant MBSes,Giant MBS A 214, Giant MBS B 216, and Giant MBS C 218. In the embodimentshown, the Giant MBSes are partially used for other purposes, so aprorata portion of each Giant MBS is unavailable for creating subgroups.As shown, Giant MBS A 214 is divided into a Y % prorata portion 220, andX % portion 222. Giant MBS B 216 and Giant MBS C 218 are similarlydivided. The Y % portions may be used for purposes such as, for example,backing a conventional REMIC. The size of the prorata portions is notcritical to the invention. For convenience, each Giant MBS is shown withthe same size portions Y % and X %, but this need not be the case. Also,an entire undivided Giant MBS (not shown) may be used to provide cashflows for the REMIC group 212.

The remaining portions (X %) of Giant MBS A 222, Giant MBS B 226, andGiant MBS C 230 are used for the REMIC group. In the collateral indexpart 232 of the REMIC group, each Giant MBS portion is analyzed toidentify specific cash flows. As shown, cash flows A₁ 238 and A₂ 240 areidentified within the available portion of Giant MBS A, where cash flowA₁ 238 accounts for w % of Giant MBS A 214 and cash flow A₂ 240 accountsfor z % of Giant MBS A 214. Cash flows B₁ 242 and B₂ 244 are identifiedwithin the available portion of Giant MBS B, where cash flow B₁ 242accounts for w % of Giant MBS B 216 and cash flow B₂ 244 accounts for z% of Giant MBS B 216. Cash flows C₁ 246 and C₂ 248 are identified withinthe available portion of Giant MBS C 218, where cash flow C₁ 246accounts for w % of Giant MBS C 218 and cash flow C₂ 248 accounts for z% of Giant MBS C 218. As previously explained, the illustrated cashflows are exemplary and any number of cash flows may be identifiedwithin a specific Giant MBS. The illustrated percentages w % and z % arearbitrary and not critical to the invention. For illustration in thisexample, the same percentages are used for each Giant MBS portion; theyneed not be the same, but will vary according to the mortgages in eachGiant MBS and the desired loan/cash flow characteristics. Determiningwhich loans or pools within a Giant MBS are used to produce a certaincash flow may involve an optimization algorithm or technique designed toproduce the most valuable or market-desirable group of REMIC securities.As noted previously, cash flows are identified based on specifiedcharacteristics of the underlying mortgages that make up the collateralof the Giant MBSes in Giant group 210.

As shown in REMIC group 212, two different subgroups 234 are created todirect the Giant MBSes' cash flows: subgroup N1 250 and subgroup N2 252.The cash flows identified in the Collateral Index 232 of the REMIC group212 are directed to the appropriate subgroups. As shown in FIG. 2, cashflows A₁ 238, B₁ 242, and C₁ 246 are directed into subgroup N1 250; andcash flows A₂ 240, B₂ 244, and C₂ 248 are directed into subgroup N2 252.Creating subgroups from a plurality of cash flows from a combination ofmultiple Giant MBSes, as shown in this embodiment, allows flexibility increating subgroups, and consequently securities, with specificcharacteristics to satisfy customer demand. For example, cash flows A1,B1, and C1 may be generated by variable-interest-rate loans, providingsubclasses N1 _(1 . . . n) to a customer demand for securities backed byvariable-interest-rate loans.

Considering the identification and division of mortgages in collateralindex phase 232 into subgroups 234, one of ordinary skill willappreciate that determining how to best allocate the availablecollateral loans or mortgage pools among the subgroups is a difficultand complex problem. For example, how to determine the most desirablepercentage A1 238 of the available portion 222 of Giant A 214 toallocate to subgroup N1 250, which backs REMIC classes 254-258 and 266,is a difficult and complex problem because there may be many mortgagepools, portions of mortgage pools, individual mortgage loans, etc.having characteristics that qualify them for inclusion in more than onesubgroup 234, especially where a subgroup is formed based on multipleloan characteristics. As mentioned previously, determining whichsubgroup to place collateral in may be straight forward, such as beingdetermined by the presence or absence of a single characteristic, or itmay require more sophistication, such as an algorithm that takes intoaccount collateral characteristics, output security characteristics,market prices, and other factors.

One embodiment consistent with the invention employs a poolingoptimization engine to determine which subgroup available collateralshould to placed in. In one implementation consistent with theinvention, a computer application allows a user to evaluate a specificpooling-related business strategy and select a specific optimizationmethodology to help make pooling decisions for placing loans intospecific subgroups 234. The application implements a poolingoptimization engine (POE) that may execute various optimizationalgorithms for flexibly selecting pooling criteria, with the goal ofcreating the most desirable allocation of collateral loans tosecurities. The most desirable allocation may, for example, generate thehighest selling price for the resulting REMIC securities 236 in theappropriate market. One of ordinary skill will recognize that criteriaother than or in addition to highest selling price may be used todetermine the most desirable allocation of collateral loans tosecurities, and that embodiments employing optimization using other, oradditional, criteria are within the scope of the invention.

Participation percent for the embodiment illustrated in FIG. 2 isdetermined using the same equation discussed in connection with FIG. 1.The participation percent of a particular pool within a subgroup isdetermined by multiplying the percentage of the Giant MBS included inthe pool by the percentage of the Giant MBS assigned to the REMIC group.For example, the participation percent of pool A, 238 within subgroup N1250 is calculated as follows:Participation Percent(Pool A ₁)=w%(A ₁)*X%(Giant MBS A).Likewise, the participation percent of pool B₁ 242 and pool C, 246within subgroup N1 250 are calculated as follows:Participation Percent(Pool B ₁)=w%(B ₁)*X%(Giant MBS B),Participation Percent(Pool C ₁)=w% (C ₁)*X%(Giant MBS C).Using the same equation, the participation percent of pools A₂ 240, B₂244, and C₂ 248 within subgroup N2 252 are calculated as follows:Participation Percent(Pool A ₂)=z%(A ₂)*X%(Giant MBS A),Participation Percent(Pool B ₂)=z%(B ₂)*X%(Giant MBS B),Participation Percent(Pool C ₂)=z%(C ₂)*X%(Giant MBS C).

As illustrated in FIG. 2, each REMIC may have any number of REMICclasses (1 through n). Subgroup N1 250 is used to back REMIC classes N1₁ 254 and N1 ₂ 256 through N1 _(n) 258, and subgroup N2 252 is used toback REMIC classes N2 ₁ 260 and N2 ₂ 262 through N2 _(n) 264. Inaddition, both subgroup N1 250 and subgroup N2 252 are used to backREMIC class N1&N2 266. In general, a REMIC class may be supported bymore than one subgroup.

FIG. 3 is a flow chart of exemplary steps for directing cash flowsassociated with a Giant MBS consistent with the invention. In step 312,a group containing at least one Giant MBS is identified, such as group200 in FIG. 2. In one embodiment, this occurs when a Giant MBS holderwishes to discern other investment possibilities for his or her GiantMBS. In another embodiment, a group may be identified by analyzing aportfolio of Giant MBSes and finding those that have at least a portionof their cash flows available for directing into new securities.

As shown in FIGS. 2 and 3, only a portion of the Giant(s) (e.g., x %)need be available for redirection of cash flows to back new MBSes. Thus,only a subset of the current beneficial holders of the Giant(s) needconsent to redirection of cash flows and provided their interests forinclusion in collateral 118. In contrast, collapsing the Giant(s) toreorganize the cash flows to back new MBSes requires the consent of allbeneficial holders of the Giant(s), because the Giant(s) will cease toexist, affecting the holders' interests.

In one embodiment consistent with the invention, identification isperformed by a software application that analyzes a database containingdata about the Giant MBSes and specifically about the loans thatultimately underlie the Giant MBS. In another embodiment consistent withthe invention, identification is performed by investors, either manuallyor automatically. In either case, the process may typically require somesubjective decisions and market information, such as market demand,market value, etc.

In step 314, specific cash flows within each Giant MBS are identified.As noted above, there are many factors that can be considered singly orin combination when analyzing a Giant MBS to identify and pool themortgages that generate a specified type of cash flow. In one embodimentconsistent with the invention, a software application is used to performthis identification. For example, a database management program mayaccept query criteria to identify mortgages that generate specific cashflows, such as UPB %>75% to identify the group of mortgage loans withina Giant MBS that have more than a 75% unpaid principal balance.Typically, issuers or servicers of Giant MBSes track information, orprovide “disclosure,” at the mortgage pool level. In other words, thegranularity of the information regarding the underlying collateral is atthe level of the underlying mortgage pools. Embodiments consistent withthe invention may also include information tracked down to theindividual loan level.

After the Giant MBS(es) have been analyzed, in step 316 a client, suchas the Giant MBS holder, a potential investor, or any entity that canissue REMICS, is informed of the cash flows identified, for example, viaa report detailing the percentages, amounts, etc. of mortgage loans withvarious characteristics.

In step 318, the client provides feedback regarding the cash flows it isinterested in, if any, for backing REMICs, REMIC classes or other newMBSes. For example, an investor could choose the bucket or type of cashflow that they are interested in by notifying the REMIC issuer orsecuritization shelf. In step 320, subgroups are created that aredesigned to back desired securities, and the identified cash flows aredirected into the applicable subgroups. The contributing Giant MBSesremain intact. The creation of subgroups may involve an optimizationalgorithm that tries to form subgroups from the available collateral soas to produce the most valuable or desirable group of securities backedby the subgroups. The value or desirability of a subgroup may be relatedin whole or part to specific factors, attributes, or characteristics ofthe mortgages pooled into a subgroup(s) that provides the cash flow forthe security. In the embodiment shown, the creation of subgroups isbased on feedback received from the client, in step 318, which mayinclude desired loan factors, attributes, or characteristics. After theclient-requested subgroups have been formed, there will typically beleftover mortgages in the Giant MBS group that do not have any of thedesired characteristics. In one embodiment, these leftover mortgages arepooled and their cash flows directed to a separate subgroup thatsupports a separate security class or security, which may be unissued.In step 322, the subgroups are used to back REMIC classes and thedesired REMIC is created. As previously discussed, a REMIC class may bebacked by a single subgroup or by a combination of subgroups.

One of ordinary skill will recognize that the steps shown in FIG. 3 maybe changed, deleted, or supplemented without departing from theprinciples of the invention. For example, steps 316 and 318 may bedeleted, such that the subgroups and REMIC classes are formed withoutclient input. In such an embodiment, subgroups and REMIC classes may beformed based on market demand or predicted market value.

Although the above described embodiments use existing Giant MBSes toprovide specific cash flows to back new REMIC classes, other embodimentsof methods and systems consistent with the present invention create newGiant MBSes and/or groups of collateral for the same purpose. Instead ofanalyzing existing Giant MBSes to identify cash flows and the mortgagesthat generate them to ultimately back a REMIC class, other embodimentscreate a new Giant MBS designed to generate specific cash flows. In suchembodiments, pooling optimization techniques and algorithms may be usedto create the new Giant MBS in a manner that maximizes the desirabilityof the resulting REMICs, e.g., by pooling loans with desiredcharacteristics or attributes to generate the cash flows for at leastsome of the resulting REMICs.

Still other embodiments identify existing Giant MBSes having desirablecash flows, i.e., desirable mortgage collateral, and place them in agroup so the cash flows can be used to back new securities. FIG. 4 is ablock diagram illustrating an exemplary redirection of Giant MBS cashflows for a Giant group containing Giant MBSes with pre-identified cashflows in accordance with the principles of the present invention. Inthis embodiment, Giant MBSes are analyzed and cash flows are identifiedbefore they are placed in group 400. This allows the composition ofGiant MBSes in collateral group 400 to be optimized to support thedesired REMIC subgroups 444. Analyzing the Giant MBSes before forming agroup that will supply the REMIC collateral allows tailoring thecreation of group 400 so that it contains Giant MBSes with similar orcomplimentary pools of mortgage loans with desired characteristics. Forexample, Giant MBSes containing a high percentage of mortgage loansoriginated in Florida may be placed in a group to support a largeFlorida-originated REMIC class. As another example, the Giant MBSes forgroup 400 could be chosen to minimize the size of the remainder class,which has mortgage loans with characteristics that do not interestpotential REMIC investors. In addition, analyzing the Giant MBSes beforeplacing them in the Giant group 410 allows a buyer wishing to purchase aconventional prorata REMIC to have information regarding thecharacteristics of the mortgage loans contained in the prorata share ofthe Giant MBS that is backing the conventional REMIC.

The cash flows of the Giant MBSes used to populate the Giant group 410of the group 400 are directed to subgroups 444, which represent thesources for directing the Giant MBSes' cash flows to specific REMICsecurities. In FIG. 4, the Giant group 410 contains three Giant MBSes,Giant MBS A 414, Giant MBS B 420, and Giant MBS C 426. Each Giant MBShas been analyzed, (which may involve optimization techniques), and itscash flows identified before being placed in Giant group 410, as shownby the pool divisions of each Giant MBS. Specifically, FIG. 4 showspools A₁ 416 and A₂ 418 within Giant MBS A 414, with pool A₁ 416accounting for w % of Giant MBS A 414, and pool A₂ 418 accounting for z% of Giant MBS A 414. Further, Giant MBS B 420, contains pools B₁ 422and B₂ 424, with pool B₁ 422 accounting for w % of Giant MBS B 420, andpool B₂ 424 accounting for z % of Giant MBS B 420. Giant MBS C 426contains pools C₁ 428 and C₂ 430, with pool C, 428 accounting for w % ofGiant MBS C 426, and pool C₂ 430 accounting for z % of Giant MBS C 426.As with the other examples, the percentages w % and z % are arbitraryillustrations, and need not be the same for each Giant MBS.

FIG. 4 illustrates an example in which prorata portions (Y %) 432, 436and 440 of each Giant MBS are unavailable to back REMIC 446, forexample, in the case where holders purchase conventional REMICs backedby Y % prorata portions before or after the Giant MBSes were analyzedand the cash flows identified. In this embodiment, the REMIC group 412does not illustrate a collateral index phase because the cash flowswithin each Giant MBS have already been identified in the Giant group410.

The REMIC group 412 includes subgroups 444, such as subgroup M1 448 andsubgroup M2 450. The cash flows identified in the Giant group 410 aredirected into the subgroup that backs the REMIC classes corresponding tothe cash flows. As shown in FIG. 4, cash flows A₁ 416, B₁ 422, and C₁428 are directed into subgroup M1 448; and cash flows A₂ 418, B₂ 424,and C₂ 430 are directed into subgroup M2 450. As shown, subgroups mayinclude multiple cash flows from multiple Giant MBSes.

Similar to what was mentioned with respect to FIG. 2, determining whichGiant MBSes 414, 420, and 426, to include in a collateral group 400 usedto produce desired REMICs 446, and/or determining which mortgage loansto include in a Giant MBS, such as Giant MBSes 414, 420, or 426 toproduce subgroups 444 that will produce the most desirable cash flowsfor backing REMICs 446, are difficult and complex problems. Someembodiments consistent with the invention may use a pooling optimizationmodel to choose MBSes for Giant group 410 and/or allocate collateralloans to subgroups 444 underlying REMICs 446 so as to maximize orminimize a specific characteristic(s) of the cash flows of REMICs 446.

The participation percent for each collateral Giant MBS 414, 420, and426 for the embodiment shown in FIG. 4 is determined using the sameequation provided for FIG. 1 and FIG. 2. To determine the participationpercent of a particular pool within a subgroup, the percentage of theGiant MBS included in the pool is multiplied by the percentage of theGiant MBS assigned to the REMIC group. For example, the participationpercent of pool A₁ (416) within subgroup M1 (448) is calculated asfollows:Participation Percent(Pool A ₁)=w%(A ₁ 416)*X%(Giant MBS A 414).Likewise, the participation percent of pool A₂ 418 within subgroup M2450 is calculated as follows:Participation Percent(Pool A ₂)=z%(A ₂418)*X%(Giant MBS A 414).The participation percentages for pools B₁ 422, B₂ 424, C, 428, and C₂430 are calculated in the same manner.

The subgroups 444 direct the cash flows from the collateral Giant MBSesinto various classes of a REMIC 446, such as classes M1 ₁ 452 through M1_(n) 456, M1&2 464, and M2 ₁ 458 through M2 _(n) 462.

FIG. 5 is a flow chart of exemplary steps for directing cash flows froma collateral group containing Giant MBSes having identified cash flows,consistent with the invention. In step 512, a group of Giant MBSes isanalyzed and specific cash flows within each Giant MBS are identified.As previously discussed, there are many factors and characteristics thatcan be used to identify cash flows and the underlying mortgages thatgenerate them within a Giant MBS, and any one characteristic orcombination of characteristics can be used to screen the mortgagesunderlying a Giant MBS. In one embodiment, a software applicationsearches and analyzes a database containing information about themortgage loans in a Giant MBS, and identifies the mortgage loans havingthe characteristics supplied as input for the database search. Thechoice of Giant MBSes to include in the collateral group may involve anoptimization algorithm that tries to select Giant MBSes from theavailable Giant MBSes so as to form a group that will produce valuableor desirable securities backed by the Giant MBSes' collateral.

In step 514, a group containing at least one Giant from the group ofanalyzed Giant MBSes is created for use as collateral. By choosing GiantMBSes having certain desired cash flows for inclusion, the collateralgroup can be customized and optimized to support the subgroup orsubgroups needed for a desired REMIC class or classes. For example, fora desired REMIC issue containing: 1) a seven-year adjustable-ratemortgage cash flow REMIC class, and 2) a vacation home, 15-yearfixed-rate mortgage cash flow REMIC class, the available group of GiantMBSes may be analyzed to identify those comprised of at least 40% sevenyear adjustable rate mortgages and/or at least 15% 15-year fixed ratevacation home mortgages, and the identified Giant MBSes may then beplaced in the collateral group associated with the desired REMIC. One ofordinary skill will recognize that these identification thresholds(e.g., 40% and 15%) are exemplary and may be adjusted to optimize theselection of Giant MBSes for inclusion in the collateral group thatbacks a desired REMIC. One embodiment consistent with the invention usesa database query application to identify Giant MBSes containingmortgages having specific characteristics.

In step 516, a client, such as an investor, a holder of a Giant MBS inthe collateral group, or a securities issuer, is informed of the cashflows that were identified in each Giant MBS available for thecollateral group. Then, in step 518, the client provides feedbackregarding what cash flows it is interested in, if any, for backingREMICs or REMIC classes. That is, the type of cash flow is tied to thetype of mortgage required to back the REMIC. In step 520, subgroups arecreated and the identified cash flows are directed into the applicablesubgroups. In the embodiment shown, the creation of subgroups and REMICclasses, and the selection of Giant MBSes for inclusion in thecollateral group is based on feedback received from a client or clients,but in other embodiments, client participation is not necessary (e.g.,steps 516 and 518 may be replaced with optimization steps, oreliminated). In yet other embodiments, Giant MBSes are selected forcollateral and subgroups and REMIC classes are created based onmarketing expectations, perceived or predicted market demand, or otherfactors.

In step 522, the subgroups are created to back securities and thedesired REMIC, REMICs, or other MBSes are created. A REMIC or REMICclass may be backed by a single subgroup or by a combination ofsubgroups.

In another embodiment consistent with the present invention, customizedGiant MBSes are created based on the analysis and identification of cashflows in MBSes and/or an unsecuritized group of loans, and the GiantMBSes are used to create a collateral group whose cash flows are used toback REMIC classes. The creation of customized Giant MBSes may involvean optimization algorithm that tries to form Giant MBSes from theavailable mortgage loans and MBSes so as to produce a Giant MBS thatwill produce the most valuable or desirable group of securities backedby the Giant MBS. The Giant MBS structure is used to aggregate, fromavailable mortgage loans and/or smaller MBSes that are not yetassociated with a Giant MBS, mortgage loans having specificcharacteristics, such as mortgage loans with geographic diversity, ormortgage loans with a geographic concentration, or mortgage loans withshort weighted average remaining maturities (WARM). For example, anissuer may perceive that there is desirable value in a pool that isstructured to reduce the prepayment variation (achieved through greatergeographic diversity), or that there is desirable value in a pool withshort WARM. In some embodiments, several custom-built Giant MBSes (orportions thereof) may be combined, and the specific cash flows fromthese Giant MBSes may be directed to REMIC class securities or other newMBSes.

FIG. 6 is another block diagram illustrating an exemplary directing ofcash flows for a collateral group containing three Giant MBSes inaccordance with the principles of the present invention. In the exampleshown, the goal is to create a REMIC with classes 655 backed by acollateral group 650 having two subgroups: Subgroup 4A that representscash flows from desirable mortgage loans characterized by Low WeightedAverage Coupon (WAC), LLB, and being within a specified geographicorigination area (GEO), and subgroup 4B that represents cash flows fromless desirable mortgage loans characterized by High WAC, HLB, and beingoutside the specified geographic origination area. To accomplish this,the mortgage loans 610 that comprise Giant MBSes 630 are identified byloan characteristics 615, such as Low Loan Balance (LLB) and High LoanBalance (HLB); within a specified GEO and not within a specified GEO;and Low Weighted Average Coupon (WAC) and High WAC. The mortgage loansare formed into six different pools 620 corresponding to theiridentified characteristics and the Giant they back. The poolparticipation percentage for each characteristic within its Giant MBS630 is shown under pool participation percent 625. For example, 50% ofthe loans in Giant A have the LLB characteristic. Assigning the loansinto pools 620 and subgroups 650 may involve techniques for optimizingthe desirability of the resulting REMICs, which may be a complex problembecause, among other things, a given loan may have characteristics thequalify it for inclusion in more than one pool 620, so a choice must bemade as to the most desirable placement of the loan. As shown in FIG. 6,the pools are allocated according to their characteristics to eithersubgroup 4A or subgroup 4B as indicated by arrows 640.

The percentage 635 of each Giant MBS 630 allocated to the REMICsubgroups, which are considered the REMIC OCS Collateral group 650, ismultiplied by the pool participation percent 625 of each characteristicwithin the Giant MBSes to determine each pool's participation percentwithin subgroups 4A and 4B 645.

REMIC classes 655 AX and BX are backed by the Low WAC, LLB, GEO mortgagepools represented by subgroup 4A. REMIC classes DX and EX are backed bythe High WAC, HLB, non-GEO mortgage pools represented by subgroup 4B.REMIC class CX is backed by the mortgage pools represented by bothsubgroups 4A and 4B. The Giant MBSes 630 remain intact, yet a purchaseror investor may invest in just the Low WAC, LLB, GEO cash flowscontained in Giant MBSes 630 by purchasing REMIC classes AX, BX, or CX.Similarly, a purchaser may invest in just the Giant MBSes' High WAC,HLB, and non-GEO cash flows without collapsing the Giant MBSes via REMICclasses DX, EX, and CX. Because Giant MBSes 630 are not disaggregated informing the REMIC subgroups, portions of the Giant MBSes may beavailable for investors or purchasers interested in a conventionalinvestment in a prorata portion of a Giant MBS.

FIG. 7 is a block diagram illustrating exemplary logical entitiesunderlying a software system embodiment consistent with the presentinvention. One of ordinary skill in the art will recognize that thelogical entities may represent database entries and object-orientedprogramming objects that can be used to implement a system consistentwith the invention, such as an object-oriented software application thataccesses a relational database. One of ordinary skill will alsorecognize that multiple instances of each logical entity may be neededfor each instantiation of an embodiment consistent with the invention.

As shown, a Directed Cash Flow Giant MBS logical entity 710 includesseveral information fields or attributes, including a Pool Number, aCUSIP Number that uniquely identifies the Giant MBS, a ParticipationPercentage available for use with directed cash flows, (such as X %portion 222 of Giant MBS A 214 in FIG. 2), and an OCS Group Numberdenoting the Giant MBS's collateral group. A Giant MBS has a uniqueidentification used by the securitization program or issuer, and thisidentification is called pool number. The pool number, however, may notbe unique across different issuers.

In the example shown, a Directed Cash Flow Subgroup logical entity 730includes a Group Name field and a Group Description field. As shown inentity note 735, the Directed Cash Flow Subgroup logical entity 730identifies the subgroups, such as subgroup N1 250 in FIG. 2. A line 717connecting the Directed Cash Flow Giant MBS logical entity 710 andDirected Cash Flow Subgroup logical entity 730 represents a relationshipbetween the two entities. The notation “1 . . . *” where line 717connects to the Directed Cash Flow Giant MBS logical entity 710signifies that at least one, or more, Giant MBS is associated with eachsubgroup. The notation “*” where line 717 connects to the Directed CashFlow Subgroup logical entity 730 signifies that zero or more subgroupsmay be associated with each Giant MBS.

In the example shown, a Directed Cash Flow Subgroup Criteria logicalentity 720 includes a Disclosure Characteristic field that indicates amortgage loan characteristic or factor, an Operator Field thatindicates, for example, a logical, Boolean, or mathematical operation orrelationship, and a Value field that indicates a quantity or threshold.As shown in entity note 725, the Directed Cash Flow Subgroup Criterialogical entity 720 captures the Subgroup criteria in a quantifiableformat, such as may be used to query a database or otherwise identifyspecific mortgages. For example, a subgroup criteria to identifymortgages for properties that are occupied by the owner may be specifiedas “Occupancy=Owner,” where the Disclosure Characteristic is“Occupancy,” the Operator is “=,” and the Value is “Owner.”

Line 727 connecting the Directed Cash Flow Subgroup Criteria logicalentity 720 and Directed Cash Flow Subgroup logical entity 730 representsa relationship between the two entities. As noted above, the notation “1. . . *” where line 727 connects to the Directed Cash Flow SubgroupCriteria entity 720 signifies that at least one, or more, criteria isassociated with each subgroup. The notation “1” where line 727 connectsto the Directed Cash Flow Subgroup logical entity 730 signifies that onesubgroup is associated with each criteria.

A Directed Cash Flow Giant MBS Pool logical entity 740 includes a PoolNumber field that uniquely identifies the pool, a ParticipationPercentage field that indicates the percentage of the pool available foruse with subgroups, a Deal Number field that indicates a correspondingnumber for a group of REMIC classes, and a System Group Number fieldthat indicates a corresponding sub-group number for directing cash flow.As shown in entity note 745, the Directed Cash Flow Giant MBS Poollogical entity 740 identifies the pool(s) of mortgage loans that back asubgroup. Line 737 connecting the Directed Cash Flow Giant MBS Poollogical entity 740 and Directed Cash Flow Subgroup logical entity 730represents a relationship between the two entities. As noted above, thenotation “*” where line 737 connects to the Directed Cash Flow Giant MBSPool entity 740 signifies that zero or more pools may be associated witheach subgroup. The notation “1” where line 737 connects to the DirectedCash Flow Subgroup logical entity 730 signifies that one subgroup isassociated with each pool for the example shown.

Pooling Optimization

FIG. 8 is a block diagram representing an exemplary pool optimizationarchitecture consistent with the principles of the invention. As shown,an optimization process 810 receives as input collateral 805, such as agroup of mortgage loans, and produces as output optimized collateralpools, such as collateral pool 815 and collateral pool 820, which may,for example, comprise mortgage loans from the input collateral 805separated into two or more defined groups or pools according to aspecific set of criteria. In one embodiment, optimization process 810 isdesigned, for a given set of input collateral loans, to group the loansinto pools that most nearly maximize the most valuable or otherwisedesirable cash flows among the collateral 805 for association withmortgage-backed securities, where the cash flows are generated by loanshaving specific characteristics or attributes. Optimization process 810may use one or more algorithms or strategies, perhaps in thealternative, to arrive at a pooling solution(s). Optimization process810 may be implemented in software, hardware, or a combination of thetwo.

In one embodiment, optimization process 810 utilizes rules enginetechnology. Rules engine technology provides the ability to centralizebusiness logic, such as pooling criteria, so that it can be easilychanged (thus changing the operation of optimization process 810), forexample, to quickly meet new customer demands, regulatory changes, andcompetition in the marketplace.

FIG. 9 is a block diagram representing an exemplary rules-based pooloptimization architecture consistent with the principles of theinvention. As shown, an application 910 uses collateral, such asavailable loan collateral 905, available loan collateral 906, availableloan collateral 907, and other loan collateral 908 to form optimizedloan pools. Collateral may include, for example, the loans of a GiantMBS(es), the loans of other types of MBSes, or unsecuritized loans.

In one embodiment, application 910 analyzes data about each loan inavailable loan collateral 905, available loan collateral 906, availableloan collateral 907, and other loan collateral 908, includingcharacteristics or attributes of each loan. In some embodiments, a usermay have the ability to select the source of information about loanattributes, such as the ability to access a variety of databases orfiles containing collateral loan information, despite differences informat, field layout, etc. In some embodiments, a user may have theability to edit the accessed information and make data corrections asneeded, for example via a GUI 940 with a customize function 942.

In the embodiment shown, application 910 includes an optimization engine945, a GUI 940, and a manual addition module 950. In some embodiments,optimization engine 945 uses a rules engine and mixed integer linearprogram optimization solver implementation for the loan pool optimizer.Rules engines, rules, and mixed integer linear program optimizationsolvers are known in the art and the exact implementation is notcritical to the invention.

GUI 940 is a graphical user interface that enables a user 925 tointeract with and direct the operation of application 910. GUI 940 mayallow user 925 to create user profiles, view data (e.g., about the loansin available loan collateral), run optimization engine 945, viewoptimization results (e.g., the loans in optimized output pools), modifythe composition of the optimized pools, choose an optimization strategy941 to employ, etc. In one embodiment, via a customize option 942, GUI940 may allow a user 925 to modify rules that define specificoptimization constraints, e.g., modify a rule in a model 931 in rulesrepository 930; or allow a user 925 to modify the optimizationconstraints directly in application 910, whether the poolingoptimization engine 945 is implemented with rules technology, or not.

Manual addition module 950 is a module that allows user 925 to manuallyadd or delete collateral loans from optimized pool(s) created byoptimization engine 945, such as optimized pool A 915 and optimized poolB 920. This gives application 910 the ability to create optimized poolsusing a set of loans (e.g., available loan collateral 905, availableloan collateral 906, and available loan collateral 907) and then add ormove individual loans (e.g. unused loan inventory from other loancollateral 908) into the optimized pools to, for example, achievespecific pool statistics, etc.

In the embodiment shown, application 910 is communicatively connected toa rules repository 930, which contains the rules used by a rules engineimplementation, as represented by optimization engine 945. Rulesrepository 930 contains optimization constraints defined in the form ofrules, such as optimization models 1 . . . n 931. Rules repository 930may also contain various other rules packages for application 910, suchas pooling rules and/or payup rules (e.g. one for each trade ordercustomer). In one embodiment, changes made to rules in repository 930should be tightly controlled, for example, by allowing access only toauthorized users (e.g., pooling rules can only be modified by a poolingpolicy group, payup rules can only be modified by trade order customers,etc.) via a security layer with a complete audit trail and changehistory. In one embodiment, user 25 may select a strategy 941 thatdirects application 910 to execute optimization engine 945 using one ormore models 931 corresponding to the chosen strategy 941.

One of ordinary skill will recognize that the architecture andimplementations shown in FIG. 9 may be altered without departing fromthe scope of the invention. For example, manual addition module 950 maybe deleted, or optimization engine 945 may be implemented usingtechnology other than a rules engine, eliminating the need for rulesrepository 930.

FIG. 10 is a flow chart of an exemplary process for allocatingcollateral loans to collateral pools according to one implementationconsistent with the invention. In the implementation shown, the processbegins by receiving an optimation strategy (stage 1005). In thisimplementation, the system may store various optimization models, eachrepresenting a different strategy or goal, (e.g., models 931 shown inFIG. 9), and a user (such as user 925 using GUI 940 in FIG. 9) mayselect the desired strategy (941) from the available models in theapplication (910). For example, a user may be able to selectoptimization based on achieving a target amount for a selectedvariable(s) representing a loan characteristic or attribute, such as aspecified loan age for the loans allocated to an output pool or aspecified maximum average FICO score for the loans allocated to anoutput pool, or an output pool containing LLB loans.

Next, the process receives collateral loan information (stage 1010). Asshown in FIGS. 1, 2, 4, and 6, the collateral loans may be the loans ofa Giant MBS(es). In one embodiment, the process may receive informationabout loans that are available for use as collateral from variousdatabases, files, or electronic transfers of information. In someembodiments, the process may receive and store collateral loaninformation periodically over a defined interval (e.g., daily for amonth), or until a minimum threshold amount of collateral loans areavailable, and store the information before proceeding.

The process then applies the received optimization strategy to the loancollateral information (stage 1015). As noted, the optimization strategymay analyze the characteristics of each loan that is available ascollateral and assign each loan to an output pool in order to achieve atarget amount for a selected loan characteristic (or characteristics) inat least one of the output loan pools. Examples include an output poolcontaining as many Low WAC, LLB, andspecified-geographical-location-originated loans as possible (e.g., FIG.6), or an output pool containing as many adjustable interest rate loansas possible, or an output pool containing as many High FICO loans aspossible, etc. The selection of desired loan characteristics may berelated to the perceived or actual market value of MBSes backed by loanshaving those characteristics considered in relation to the perceived oractual market value of MBSes backed by loans not having thosecharacteristics, (which will be in the “other” output loan pool when anoptimization strategy solution is found, e.g., subgroup 4 b of FIG. 6).One of skill in the art will recognize that the composition of theoutput pools is also constrained by MBS regulations, market conditionsand preferences, and the security issuer's preferences, policies, andeconomic constraints, among other factors.

Next, the process determines whether a solution according to thespecified optimization model has been found (stage 1020). In oneembodiment, processing for a solution according to the receivedoptimization strategy may be constrained by a time limit, such as onehour, to prevent excessive solution-attempt iterations that may notresult in a satisfactory solution. In one embodiment, the length of sucha time limit may be specified by a system user. If an optimized solutionis found using the received optimization strategy (stage 1020, Yes),then the process presents as output the composition of the collateralpools formed under the strategy (stage 1025). This output may be in theform of an electronic or paper report or data identifying the loan(s)assigned to each output pool, among other things. The report or data mayalso contain information or statistics about each output pool, such asthe total UPB of the pool, the number of loans with certaincharacteristics (e.g. the number or total UPB of Low WAC loans, thenumber or percentage of loans originated in Florida), etc. The report ordata may be used as input to follow on processes, such as processes forsecuritizing the output pools.

If, on the other hand, an optimized solution is not found using thereceived optimization strategy (stage 1020, No), then the processapplies a heuristic algorithm to form output pools from the collateralloans (stage 1030). In one embodiment, the heuristic algorithm is adefault optimization strategy used in the event that the desiredoptimization model solver cannot come up with a solution within giventime and computing limits. The heuristic algorithms goal is to produce afeasible collateral loan to pool mapping that may not be as optimal withrespect to achieving targets for a specified loan characteristic (orcharacteristics) in at least one of the output loan pools. In oneembodiment, a user may select to apply the heuristic algorithm insteadof any other optimization strategy.

After applying the heuristic algorithm, the process determines whether aheuristic solution was found (stage 1035). If so, (stage 1035, Yes), theprocess presents as output the composition of the collateral poolsformed under the heuristic algorithm (stage 1025). If not, (stage 1035,No), the process presents an indication, such as an error message, thatthe collateral loans cannot be allocated to pools using either strategy(stage 1040). This may occur, for example, if there are not enoughcollateral loans to form a pool of a required size, such as a pool largeenough to support a particular type of MBS.

FIG. 11 is a chart representing a model of an exemplary optimizationstrategy consistent with the invention. In some embodiments, such amodel or algorithm may be implemented as part of stage 1015 of FIG. 10,and/or the optimization process 810 shown in FIG. 8, and/or included inoptimization engine 945 shown in FIG. 9. One goal of the exemplary modelof FIG. 11 is to maximize the total proceeds, represented as price, tothe issuer of the MBSes backed by the loan pools formed from a givengroup of collateral loans. This goal may be represented in a mixedinteger linear program by an objective function:

$\underset{X{\lbrack M\rbrack}}{MAX}{\sum\limits_{{({M,L,P})} \in {{MLPS}{\lbrack{M,L,P}\rbrack}}}{\left( {{X\lbrack M\rbrack} \times {{LSP}\left\lbrack {L,P} \right\rbrack} \times {{UPB}\lbrack L\rbrack}} \right)/{TUPB}}}$where X[M]=loan to pool mapping binary variable; LSP[L,P]=payup amountof a loan (L) in a pool (P) (represented as price); UPB[L]=current UPBof a loan in a pool (purchase UPB for multilender loan; contributingloan UPB for cash loan); TUPB=total UPB of loans in a pool, all loans inthe dataset; and MLPS[M,L,P]=mapping of mapping variable to loan topool, which is optimization strategy specific for a givencharacteristic.

This objective function may be subject to the steps and constraints ofthe exemplary model, as shown in FIG. 11. In this model, for comparingto constraints, the total UPB for each output pool is computed 1105,which may be done according to the function:

$\begin{matrix}{{{U\lbrack P\rbrack} = {\sum\limits_{{({M,L})} \in {{MLPS}{\lbrack{M,L,P}\rbrack}}}{{X\lbrack M\rbrack} \times {{UPB}\lbrack L\rbrack}}}};} & {\forall P}\end{matrix}$where U[P]=pool UPB; X[M]=loan to pool mapping binary variable;UPB[L]=current UPB of a loan in a pool (purchase UPB for multilenderloan; contributing loan UPB for cash loan); and P=set of pools (which isproblem specific).

The first constraint of the model 1110 is that the total pool UPB shouldbe less than or equal to the total UPB of all the loans in the dataset,which are all the loans available for use as collateral. This may bemodeled according to the function:U[P]−Y[P]×TUPB≦0; ∀Pwhere U[P]=pool UPB; Y[P]=binary variable indicating whether poolexists; TUPB=total UPB of loans in a pool, all loans in the dataset; andP=set of pools (which is problem specific).

The next constraint 1115 is that there must be at least one loan in eachpool. This may be modeled according to the function:

$\begin{matrix}{{{{\sum\limits_{M \in {{MPS}{\lbrack{M,P}\rbrack}}}{X\lbrack M\rbrack}} - {Y\lbrack P\rbrack}} \geq 0};} & {\forall P}\end{matrix}$where X[M]=loan to pool mapping binary variable; Y[P]=binary variableindicating whether pool exists; and P=set of pools.

The next constraint 1120 ensures, with constraints 1110 and 1115, thatif a pool does not exist, then no loan will be assigned to it. This maybe modeled according to the function:X[M]−Y[P]≦0; ∀(M,P)εMPS(M,P)where X[M]=loan to pool mapping binary variable; Y[P]=binary variableindicating whether pool exists; M=the set of mapping variables, whichare used to reduce the number of binary decision variables, i.e., onemapping variable defines one instance of possible mapping between a loanand a pool; P=set of pools; and MPS(M,P)=mapping of mapping variable topool.

The next constraint 1125 ensures that if a pool exists, then the totalpool UPB must be greater than the minimum pool UPB as defined in thestrategy being modeled. This may be modeled according to the function:U[P]−Y[P]×MINUPB≧0; ∀Pwhere U[P]=pool UPB; Y[P]=binary variable indicating whether poolexists; MINUPB=minimum pool size or UPB (e.g., $1 million); and P=set ofpools.

The next constraint 1130 according to this exemplary model strategyrequires that each loan be assigned to only one pool. This may bemodeled according to the function:

$\begin{matrix}{{{\sum\limits_{M \in {{MLS}{\lbrack{M,L}\rbrack}}}{X\lbrack M\rbrack}} = 1};} & {\forall L}\end{matrix}$where X[M]=loan to pool mapping binary variable; L=set of loans; M=setof mapping variables; and MLS[M,L]=mapping of mapping variable to loan.

The next function 1135 computes the “deminimus” loan UPB for loanshaving a limiting loan characteristic, which is used to restrict,restrain, or otherwise limit the composition of the output pools. Anexample of such a limiting characteristic is nonstandard loan type.“Deminimus” is a coined label used to distinguish limiting loancharacteristics from target or desirable loan characteristics, (e.g., acharacteristic(s) that allows a loan to be assigned to a pool with ahigh payup value). The deminimus loan UPB for a pool may be modeledaccording to the function:

$\begin{matrix}{{{{DMV}\left\lbrack {D,P} \right\rbrack} = {\sum\limits_{{({M,L})} \in {{MLPD}{\lbrack{M,L,P,D}\rbrack}}}{{X\lbrack M\rbrack} \times {{UPB}\lbrack L\rbrack}}}};} & {{\forall D},P}\end{matrix}$where DMV[D,P]=deminimus loan UPB for each non-standard mortgage type ina pool (must be >=0); X[M]=loan to pool mapping binary variable;UPB[L]=current UPB (purchase UPB for multilender loan; contributing loanUPB for cash loan) of a loan in a pool; D=set of deminimus categories,which are limiting loan characteristics that are being analyzed for agiven optimization strategy (i.e., problem specific), for example,nonstandard mortgage loan types, such as Co-op (CO), Relocation (RL) andBuydown (BN) mortgages; P=set of pools; and MLPD[M,L,P,D]=mapping ofloan deminimus.

The next function 1140 computes the total deminimus loan UPB for allnonstandard loan types in combination, used here as another limitingcharacteristic. This may be modeled according to the function:

$\begin{matrix}{{{{TD}\lbrack P\rbrack} = {\sum\limits_{{({M,L})} \in {{MLPE}{\lbrack{M,L,P}\rbrack}}}{{X\lbrack M\rbrack} \times {{UPB}\lbrack L\rbrack}}}};} & {\forall P}\end{matrix}$where TD[P]=total deminimus loan UPB in a pool (all non-standardmortgage types combined); X[M]=loan to pool mapping binary variable;UPB[L]=current (purchase UPB for multilender loan; contributing loan UPBfor cash loan) UPB of a loan in a pool; P=set of pools; M=set of mappingvariables; L=set of loans; and MLPE[M,L,P]=mapping of loan eligibility.

The next constraint 1145 requires that for each non-standard loan type,deminimus loan UPB for that type must be less than or equal to themaximum deminimus proportion for that pool, thus limiting the finalcomposition of a pool. This may be modeled according to the function:DMV[D,P]−DMP×U[P]≦0; ∀D,Pwhere DMV[D,P]=deminimus loan UPB for each non-standard mortgage type ina pool (must be >=0); DMP=maximum deminimus proportion for eachnon-standard mortgage (e.g., 10%); U[P]=pool UPB (must be >=0); D=set ofdeminimus categories; and P=set of pools.

The next constraint 1150 requires that for each pool, the totaldeminimus loan UPB must be less than or equal to the maximum deminimusproportion allowed according to the pooling rules (again limiting thefinal composition of a pool). This may be modeled according to thefunction:TD[P]−DMT×U[P]≦0; ∀Pwhere TD[P]=total deminimus loan UPB in a pool (e.g., all non-standardmortgage types combined); DMT=maximum deminimus proportion for allcombination of all non-standard mortgages (e.g., 15%); U[P]=pool UPB(must be >=0); and P=set of pools.

In one embodiment consistent with the invention, the optimizationmathematical model of FIG. 11 may be implemented using rules technologyand a mixed integer linear program optimization solver. The output is acollateral loan to pool mapping that may be considered optimal accordingto the model. The model of FIG. 11 is an example, and many otheroptimization strategies could be modeled using similar techniques withinthe skill of the art.

FIGS. 12A through 12C depict a flowchart chart representing an exemplaryheuristic algorithm consistent with the invention. In some embodiments,such an algorithm may be implemented as part of the optimization process810 shown in FIG. 8, and/or included in optimization engine 945 shown inFIG. 9, and/or included in stage 1030 of FIG. 10. As shown the algorithmbegins with defining the output pools desired to be formed from theavailable collateral loans (stage 1203). For example, as shown in FIG.4, the desired output pools are represented by subgroup M1 448 andsubgroup M2 450. For another example, as shown in FIG. 6, the desiredoutput pools are represented by subgroup 4A containing Low WAC, LLB andGEO loans, and subgroup 4B containing High WAC, HLB and Non-GEO loans.The desired output pools may be defined based on investor request,current market demand, predicted future market demand, etc.

As shown in FIG. 12A, the algorithm proceeds by analyzing the collateralloans that are available to form pools and defining the value of eachaccording to its loan characteristics (stage 1205). Examples ofavailable collateral loans include Giant 114 shown in FIG. 1, the Giantsin giant group 210 shown in FIG. 2, and the Giants in giant group 410shown in FIG. 4. Examples of characteristics include type of interestrate, originator, type of securing property, seasoning, GEO, WAC, WAM,LTV, LLB, etc. In one embodiment, a binary variable is used for everyloan to pool mapping. If the loan's mapping variable is 1 for a specificcharacteristic, then the algorithm assigns the payup of the pool as thevalue of the loan with respect to that characteristic, and if themapping variable is 0 for a characteristic, then the algorithm assigns 0to the value of that loan for that characteristic. The payup or priceassociated with a pool may be predetermined based on market demand,specific offers, predicted future market demand, etc.

Next, the algorithm assigns each loan from the available collateralloans to whichever output pool results in the highest payup or thehighest price for the loan, where the pools are defined by one or moreloan characteristic (stage 1210). For example, consider a specific loanwith characteristics showing it was both originated in New York and hasa LLB (low loan balance), and assume the output pools include both a NewYork GEO pool and an LLB pool. If the loans in the New York GEO pool aremore desirable or valuable, (e.g., securities backed by those loans canbe sold for a higher price), than the loans in the LLB pool, (which maybe determined by current market conditions, estimates of future marketconditions, an offer or order from an investor, etc.), then thealgorithm will assign that specific loan to the New York GEO poolinstead of the LLB pool. In one embodiment, the algorithm may accomplishthis by leaving the chosen mapping variable set to 1, and setting allother loan to pool mappings to 0.

The algorithm repeats the analysis (1205) and assignment (1210) stagesfor each loan that is available as collateral (stage 1215, No).

After all the available loans have an initial assignment (stage 1215,Yes), the algorithm computes the total UPB for each output pool (i.e.,the sum of current UPB for each loan in the pool) and determines whetherthe total pool UPB is greater than or equal to the minimum pool UPB asdefined in the pooling rules, such as, for example, $1,000,000 (stage1220). If not (stage 1220, No), then all loans in that pool arereassigned to another pool, such as the pool for each loan that resultsin the next highest pay up for the loan (stage 1225). In one embodiment,the algorithm implements this by assiging 1 to the next highest pay uppool mapping variable for each loan and 0 to the other mappings,including the loan's highest-payup-pool mapping, (which eliminates theloan-highest-payup-pool mapping from further consideration). In oneembodiment, the available output pools include a “market” pool, whichhas a very low payup value, making it the default pool for loanassignments when all other higher-value possibilities have beenexhausted.

When reassignment is complete, the algorithm determines whether all theoutput pools have been processed (stage 1230). If not (stage 1230, No),one of the remaining pools is analyzed to determines whether the totalPool UPB is greater than or equal to the minimum pool UPB (stage 1220).Stages 1220, 1225, and 1230 may repeat until all the output pools areanalyzed for minimum UPB (stage 1230, Yes).

Next, the algorithm computes, for each pool, the sum of the loan UPB forthe loans in a limiting characteristic category(s) and determineswhether the sum exceeds a preset limit (stage 1235). In one embodiment,a limiting characteristic is a loan characteristic for limiting theamount of loans with that characteristic to a maximum (or minimum)amount for each output pool. In one embodiment, limiting characteristicsand amounts may be defined in the pooling rules. Limiting characteristiccategories may be used for several reasons: to reduce risk for a pool(e.g., by forcing some diversification of the loans in the pool), tomeet government securities regulations for a pool (which will be used toback a regulated MBS), to enforce best practices for pool compositiondetermined by an MBS issuer, etc. For example, for best practice anddiversification reasons, the pooling rules may be set so that themaximum proportion of a specified type of nonstandard mortgage loans(e.g., limiting characteristic=Co-op type mortgage loans, Relocationtype mortgage loans, or Buydown type mortgage loans) in an output poolis 10% of the pool. For another example, stage 1235 may ensure that thesum of the loan UPB for all the mortgage loans in a pool having anonstandard loan characteristic (e.g., the sum of the UPB for Co-op,Relocation, and Buydown type mortgage loans) is no greater than 15% ofthe UPB of the entire output pool. These exemplary limiting constraintsprevent overconcentration of nonstandard loans in an output pool, eventhough the pool may be more valuable with the overconcentration.

If the UPB of the loans in a pool with the limiting characteristic(s)exceeds the limit (stage 1235, Yes), the algorithm reassigns loan(s)with the limiting characteristic to another pool in order the meet thelimit (stage 1245). For example, in one embodiment, if any limitingcharacteristic for a pool p1 is exceeded, the algorithm takes loans fromp1 having the corresponding characteristic one by one and puts them intoa possible pool p2 (i.e. a pool that loan can be assigned to inaccordance with its characteristics) having the next highest-pay-up(other than the original pool). In one embodiment, when doing such aloan reassignment, the algorithm determines whether the UPB of p1 dropsunder the minimum UPB for a pool (see, e.g., stage 1220), and if so,considers pool p1 untenable. Some embodiments may also determine whethermoving the loan to p2 makes p2 nonconforming for the limitingcharacteristic(s), and if so, attempt to move the loan to thenext-highest-pay-up pool, e.g., p3. In one embodiment, the reassignmentof loans in stage 1245 continues until the original pool p1 meets thelimit for loans with the relevant limiting characteristic(s), or pool p1is considered untenable and all its loans reassigned.

When reassignment(s) are completed as needed, the algorithm determineswhether all the output pools have been processed (stage 1240). If not(stage 1240, No), another of the pools is analyzed to determine whetherit meets the requirements for limiting characteristics (stage 1235).Stages 1235, 1240, and 1245 may repeat until all the output pools areanalyzed with respect to limiting characteristics (stage 1240, Yes).

One of ordinary skill will recognize that the implementation shown ofstages 1235 and 1245 are exemplary, and many other implementations toanalyze and rearrange the composition of an output pool according todesired limitations on the loans in the pool are within the scope of theinvention. For example, a pool p1 may be analyzed to determine whetherit includes a minimum UPB of loans having a specified characteristic(s)and the algorithm may move loans from another pool p2 into pool p1 so asto achieve the desired minimum UPB. In another example, the algorithmmay use conditions other than UPB, (e.g., number of loans), to determinewhether an output pool needs adjustment to meet the requirement forloans with a specified limiting characteristic(s).

In the implementation shown in FIG. 12C, the algorithm next determinesfor a “market pool” of loans whether the market pool meets a minimum UPBrequirement (stage 1265). As noted above, a market pool may be thedefault pool for available collateral loan assignments when all otherhigher-value pool possibilities have been exhausted, or a more optimumsolution cannot be easily reached. If the market pool does not containthe minimum UPB of loans (stage 1265, Yes), then the algorithm reassignsa loan from the lowest payup pool to the market pool, raising the UPB ofthe market pool (stage 1270). For example, in one embodiment, thealgorithm, moves a loans from least-valuable pool) p1 to the marketpool, provided the UPB of pool p1 remains greater than or equal to aminimum UPB set for pool p1. If after exhausting pool p1's availableloans above the minimum UPB, the market pool's total UPB is still lessthan the desired minimum UPB for the market pool, then the algorithmbegins reassigning loans from the next-least-valuable pool p2 to themarket pool. If, after all the rest of the pools have been tried, themarket pool cannot reach the desired minimum UPB, then the algorithmdestroys the lowest-pay-up pool p1 and reassigns all of its loans to themarket pool.

In the implementation shown, stages 1265 and 1270 repeat, moving loansinto the market pool until the market pool meets the minimum UPBrequirement (stage 1265, No).

Next, the algorithm determines for the market pool of loans whether themarket pool contains close to the minimum UPB needed to meet its minimumUPB requirement (stage 1275). In this implementation, because the marketpool is the lowest value pool, a goal is to assign the least number ofloans possible to the market pool, which will maximize the total valueof all the output pools combined. If the market pool contains more thanthe required minimum UPB of loans (stage 1275, No), then the algorithmreassigns as many loans as possible from the market pool into thehighest pay up pool available for each loan, based on itscharacteristics (stage 1280). In one embodiment, the algorithm movesloans out of the market pool one by one to other possible pools,starting with the highest-pay-up pool, by checking all requirements(e.g., minimum UPB, thresholds for amounts of loans with limitingcharacteristics, etc.) for both the market pool and the destination poolwhenever a loan is moved. The algorithm may continue reassigning loansuntil some limit or other requirement is reached for either the marketpool or the destination pool.

As shown, when the market pool has been adjusted to be reasonably closeto the minimum UPB of loans (stage 1275, Yes), the algorithm ends. Oneof ordinary skill will recognize that stages may be added to, deletedfrom, or modified in the algorithm shown in FIG. 12 without departingfrom the principles of the invention. For example there may be nolimiting characteristic requirements to shape the composition of theoutput pools, such that stages 1235 through 1240 may be deleted. Foranother example, stages may be added to time the processing loops orotherwise determine that the allocation problem is unsolvable orinfeasible to solve in a reasonable time period for the availablecollateral loans, desired output pools, and limiting characteristicrestraints.

FIG. 13 illustrates an exemplary computing system 1300 that can be usedto implement embodiments of the invention. The components andarrangement, however, are not critical to the invention. One of ordinaryskill will recognize that embodiments of the invention may beimplemented by computers or workstations organized as shown, organizedin a distributed processing system architecture, or organized in myriadsuitable combinations of software, hardware, and/or firmware.

As shown, system 1300 includes a number of components, such as a centralprocessing unit (CPU) 1310, a memory 1320, an input/output (I/O)device(s) 1330, and a database 1360 that can be implemented in variousways. For example, an integrated platform (such as a workstation,personal computer, laptop, etc.) may comprise CPU 1310, memory 1320, andI/O devices 1330. In such a configuration, components 1310, 1320, and1330 may connect through a local bus interface and access to database1360 (implemented as a separate database system) may be facilitatedthrough a direct communication link, a local area network (LAN), a widearea network (WAN) and/or other suitable connections.

CPU 1310 may be one or more known processing devices, such as amicroprocessor from the Pentium family manufactured by Intel™ or amainframe-class processor. Memory 1320 may be one or more storagedevices configured to store information used by CPU 1310 to performcertain functions, operations, and steps related to embodiments of thepresent invention. Memory 1320 may be a magnetic, semiconductor, tape,optical, or other type of storage device. In one embodiment, memory 1320includes one or more software application programs 1325 that, whenexecuted by CPU 1310, perform various processes consistent with thepresent invention. For example, memory 1320 may include a cash flowidentification software application 1325 that, when executed by CPU1310, determines which mortgage loans within a Giant MBS have certainspecified characteristics. Memory 1320 may also include other programsthat perform other functions consistent with embodiments of theinvention, such as a program that groups identified mortgages into apool by setting a field in each mortgage's database entry with a poolidentifier, or by using a pooling optimization application.

Methods, systems, and articles of manufacture consistent with thepresent invention are not limited to programs configured to performdedicated tasks. For example, memory 1320 may be configured with aprogram 1325 that performs several functions consistent with theinvention when executed by CPU 1310. For example, memory 1320 mayinclude a software application program that both searches database 1360for specified-characteristic mortgage loans and groups them into a pool.Alternatively, CPU 1310 may execute one or more programs locatedremotely from system 1300. For example, system 1300 may access one ormore remote programs that, when executed, perform functions related toembodiments of the present invention. The configuration and number ofprograms implementing processes consistent with the invention are notcritical to the invention.

Memory 1320 may be also be configured with an operating system (notshown) that performs several functions well known in the art whenexecuted by CPU 1310. By way of example, the operating system may beMicrosoft Windows™, Unix™, Linux™, an Apple™ operating system such asMAC OSX™, Personal Digital Assistant operating system such as MicrosoftCE™, or other operating system. The choice of operating system, and evento the use of an operating system, is not critical to the invention.

I/O device(s) 1330 may comprise one or more input/output devices thatallow data to be received and/or transmitted by system 1300. Forexample, I/O device 1330 may include one or more input devices, such asa network connection, keyboard, touch screen, mouse, microphone, and thelike, that enable data to be input or received from a user. Further, I/Odevice 1330 may include one or more output devices, such as a networkconnection, display screen, printer, speaker devices, and the like, thatenable data to be output or presented to a user. The configuration andnumber of input and/or output devices incorporated in I/O device 1330are not critical to the invention.

Database 1350 may comprise one or more databases that store informationand are accessed and managed through system 1300. By way of example,database 1360 may be an Oracle™ database, a Sybase™ database, or otherrelational database. One embodiment described above uses database 1360to store information about the mortgage loans in a Giant MBS or otherMBS. Systems and methods of the present invention, however, are notlimited to separate databases or even to the use of a database as otherorganized collections of data or memory systems will serve as well.

The foregoing description of possible implementations and embodimentsconsistent with the present invention does not represent a comprehensivelist of all such implementations or all variations of theimplementations described. The description of only some implementationsshould not be construed as an intent to exclude other implementations.Other embodiments of the invention will be apparent to those skilled inthe art from consideration of the specification and practice of theinvention disclosed herein. One of ordinary skill in the art willunderstand how to implement the invention in the appended claims inother ways using equivalents and alternatives that do not depart fromthe scope of the following claims. It is intended that the specificationand examples be considered as exemplary only, with a true scope andspirit of the invention being indicated by the following claims.

What is claimed is:
 1. A method, implemented using a computer, fordirecting cash flows from existing mortgage-backed security collateral,comprising: analyzing, using the computer, a plurality of loans thatback an existing mortgage-backed security to identify a first set ofloans from the plurality of loans having a specific loan characteristicand a second set of loans from the plurality of loans not having thespecific loan characteristic; grouping, using the computer, theplurality of loans into a first subgroup and a second subgroup accordingto an automated function that determines the number of loans from thefirst set of loans to place in the first subgroup without violatingconstraints from an optimization model; directing, using the computer,cash flows from the plurality of loans into the first subgroup accordingto the grouping, without collapsing the existing mortgage-backedsecurity; directing, using the computer, cash flows from the pluralityof loans into the second subgroup according to the grouping, withoutcollapsing the existing mortgage-backed security; establishing, usingthe computer, a first new security backed by a cash flow of the firstsubgroup; and establishing, using the computer, a second new securitybacked by a cash flow of the second subgroup; wherein the existingmortgage-backed security remains intact after the establishing.
 2. Themethod of claim 1, further comprising: directing cash flows from thefirst set of loans and cash flows from the second set of loans into athird subgroup, without collapsing the existing mortgage-backedsecurity; and establishing, using the computer, a third new securitybacked by a cash flow of the third subgroup.
 3. The method of claim 1,further comprising: identifying the specific loan characteristic beforeanalyzing the plurality of loans that back the existing mortgage-backedsecurity.
 4. The method of claim 1, wherein the first security and thesecond security are classes of a multi-class security.
 5. The method ofclaim 4, wherein the multi-class security is a Real Estate MortgageInvestment Conduit (REMIC).
 6. The method of claim 1, wherein directingcash flows from the plurality of loans into the first subgroupcomprises: directing a prorata portion of the cash flows from theplurality of loans into the first subgroup, without collapsing theexisting mortgage-backed security; and wherein directing cash flows fromthe plurality of loans into the second subgroup comprises: directing aprorata portion of the cash flows from the plurality of loans into thesecond subgroup, without collapsing the existing mortgage-backedsecurity.
 7. The method of claim 1, wherein the existing mortgage-backedsecurity is an existing Giant mortgage-backed security.
 8. A method,implemented using a computer, for directing cash flows frommortgage-backed security collateral, comprising: analyzing, using thecomputer, a plurality of loans that back an existing mortgage-backedsecurity to identify characteristics of each loan in the plurality ofloans; calculating, using the computer, a pool assignment for each loanin the plurality of loans based on one or more characteristics of eachloan according to an automated algorithm for maximizing a market valueof a plurality of new securities backed by the plurality of loans;assigning, using the computer, each loan to a pool among a plurality ofpools based on the pool assignment; and directing, using the computer,cash flows from loans assigned to each pool to back a new securityassociated with each pool among the plurality of new securitiesassociated with the plurality of pools, without collapsing the existingmortgage-backed security.
 9. The method of claim 8, wherein theautomated algorithm compares the market value of the plurality of newsecurities to a second market value of the plurality of new securitiesif the plurality of new securities were formed using prorata assignment.10. The method of claim 9, wherein the algorithm includes limitingconstraints unrelated to the market value of the plurality of newsecurities.
 11. The method of claim 8, wherein directing cash flows fromthe loans assigned to each pool comprises: directing a prorata portionof the cash flows from the loans assigned to each pool to back the newsecurity associated with each pool among a plurality of new securitiesassociated with the plurality of pools, without collapsing the existingmortgage-backed security.
 12. The method of claim 8, wherein theexisting mortgage-backed security is an existing Giant mortgage-backedsecurity.
 13. A method, implemented using a computer, for directing cashflows associated with an existing mortgage-backed security, comprising:identifying, using the computer, a collateral group containing at leastone existing mortgage-backed security; identifying, using the computer,a plurality of cash flows within the collateral group generated bymortgages that comprise the collateral group, based on a plurality ofcharacteristics of the mortgages; determining a plurality of subgroupsusing an automated algorithm that maximizes a market value of a newsecurity backed by a specific subgroup among the plurality of subgroups;creating, using the computer, the plurality of subgroups including thespecific subgroup, each subgroup corresponding to at least one of theplurality of identified cash flows; associating, using the computer, theplurality of cash flows with the corresponding plurality of subgroups,wherein the at least one existing mortgage-backed security remainsintact; and issuing the new security backed by the specific subgroupamong the plurality of subgroups, wherein a holder of the security isentitled to at least a portion of the cash flows directed to a subgroupthat backs the new security, while the at least one existingmortgage-backed security remains intact.
 14. The method of claim 13,wherein the automated algorithm comprises an objective function tomaximize total proceeds to an issuer of the new security.
 15. The methodof claim 13, wherein associating, using the computer, the plurality ofcash flows with the corresponding plurality of subgroups comprises:directing a prorata portion of the plurality of cash flows to thecorresponding plurality of subgroups, wherein the at least one existingmortgage-backed security remains intact.
 16. A method, implemented usinga computer, for directing cash flows associated with an existingmortgage-backed security, comprising: identifying, using the computer, aset of mortgages having specified characteristics from a plurality ofmortgages; forming, using the computer, a collateral group containingthe set of mortgages having the specified characteristics, thecollateral group including at least one existing mortgage-backedsecurity backed by a mortgage from the set of mortgages; creating, usingthe computer, a plurality of subgroups, each corresponding to at leastone of the specified characteristics; assigning each mortgage in the setof mortgages to a subgroup among the plurality of subgroups according toan automated algorithm that maximizes a market value of new securitiesbacked by cash flows from the plurality of subgroups; directing, usingthe computer, cash flows from each mortgage in the collateral group toat least one subgroup of the plurality of subgroups according to theassigning, wherein the at least one existing mortgage-backed securityremains intact; and establishing, using the computer, backing for a newsecurity with the cash flows directed to the at least one subgroup ofthe plurality of subgroups, wherein a holder of the security is entitledto at least a portion of the cash flows directed to the at least onesubgroup that backs the new security, while the at least one existingmortgage-backed security remains intact.
 17. The method of claim 16,wherein identifying a set of mortgages having specified characteristicsfrom a plurality of mortgages further comprises: disclosing the set ofmortgages having specified characteristics to a prospective investor inthe new security; and receiving feedback from the prospective investorbased on the disclosure; and wherein forming the collateral groupcontaining the set of mortgages having the specified characteristicscomprises: forming a collateral group containing the set of mortgageshaving the specified characteristics desired by the prospectiveinvestor.
 18. The method of claim 16, wherein directing cash flows fromeach mortgage in the collateral group to at least one subgroup of theplurality of subgroups comprises: directing a prorata portion of thecash flows from each mortgage in the collateral group to at least onesubgroup of the plurality of subgroups, wherein the at least oneexisting mortgage-backed security remains intact.
 19. The method ofclaim 16, wherein forming the collateral group containing the set ofmortgages having the specified characteristics comprises: creating aGiant mortgage-backed security that includes the set of mortgages havingspecified characteristics.
 20. The method of claim 16, wherein theautomated algorithm comprises an objective function to maximize totalproceeds to an issuer of the new security.